It sounds like you're way more experienced than me with commercial real estate. I've done a handful of office leases, and I had a similar experience with tons of negotiation and arguing. It was a tremendous pain.

On the other hand, I live in Pennsylvania, and I bought my house using the PA Standard Agreement for the Sale of Real Estate. https://www.parealtors.org/standard-forms/ I spoke to a local real estate attorney who told me that there's no point in trying to negotiate the boilerplate in the doc, and I should only focus on a handful of variables like price, escrow, closing period, etc. He said that virtually all of the houses in our area are sold on the standard contract.

So my hope is that we can make tech commercial transactions more like my experience buying a house and less like my experience signing an office lease (or your experience with the agency agreement).